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Enhancing a Commercial Leasing Strategy with As-Built Plans 352 196 Alexxis Plata

Enhancing a Commercial Leasing Strategy with As-Built Plans

Enhancing JAAD Partners' Commercial Leasing Strategy with As-Built Plans

A Strategic Partnership with a Real Estate Firm

Enhancing JAAD Partners' Commercial Leasing Strategy with As-Built Plans

A Strategic Partnership with a Real Estate Firm

In the heart of El Segundo, California, JAAD Partners embarked on a project involving two commercial office buildings totaling 11,000 square feet. PPM was hired to provide accurate As-Built plans to determine the square footage for leasing purposes. JAAD Partners, led by managing member Doug Claman, is a strategic real estate brokerage and asset management firm with a focus on regional properties in Southern California and complex brokerage transactions.

Acquiring the Property

JAAD Partners took on this property due to its strategic location and potential. El Segundo’s proximity to LAX and Southern California beaches made it an attractive market for JAAD Partners to expand its portfolio, which includes around 25 industrial buildings. The property’s high value per square foot, given El Segundo’s density of tech companies, further motivated this acquisition.

As-Built Scope of Work

  • Floor Plan
  • Site Plan

The Goal: Structure Leases Accurately

The whole property consists of one 5,000-square-foot building adjacent to a second 6,000-square-foot building, both previously leased to a single tenant. When the leases were about to mature, the tenant decided to retain only the larger building, while a subtenant expressed interest in leasing the smaller building. To structure the leases accurately, JAAD Partners needed precise measurements of both buildings. This is where our expertise in providing As-Built plans proved to be invaluable, especially since many buildings in their portfolio, built before the AutoCAD era, lack accurate documentation.

Defining Spaces with PPM’s As-Built Plans

When reviewing the As-Built plans we provided, the JAAD Partners team discovered that they had more space than they originally anticipated. A common occurrence, this finding benefits both the landlord and the tenant by ensuring accurate lease agreements and providing detailed floor plans for office setup. These precise measurements also facilitate future transactions and space utilization. All of these factors highlight the importance of reliable As-Built documentation.

Efficient and Accurate Surveying with the Zeb Horizon RT

The survey for this project was conducted using the GeoSLAM Zeb Horizon RT scanner, favored for its efficiency and accuracy in capturing exterior data. The scanner’s advanced capabilities allowed for swift and precise surface location. Our surveyor successfully navigated access challenges, including working discreetly during an exercise class in the gym. To effectively manage working with two different tenants and ensure complete coverage of all areas, our surveyor conducted multiple scans. This included separate scans for each of the two office interiors and an additional scan of the exterior to capture both buildings.

A Partnership Rooted in Quality and Trust

JAAD Partners has enjoyed a fruitful and collaborative relationship with us since 2018. Over the years, we’ve consistently delivered reliable As-Built plans for JAAD’s diverse portfolio of properties. They value the accuracy, efficiency, and professionalism we bring to each project. This ongoing partnership has not only streamlined JAAD Partners’ leasing processes but also ensured that they have the accurate data needed for effective property management and decision-making.

Douglas Claman, Founder and Managing Principal at JAAD Partners

“PPM is easy to work with. I like the quality of the As-Built plans they produce and the price point. When I work with them, I don’t ever feel the need to try out other providers.”

Douglas Claman, Founder & Managing Principal at JAAD Partners

The Impact of Precise As-Built Plans on JAAD Partners' Success

The collaboration between JAAD Partners and our surveying and drafting expertise on the El Segundo project exemplifies how accurate As-Built plans can address client needs and enhance property management. Our detailed surveying capabilities provided JAAD Partners with the essential information required for effective leasing and property utilization. This project underscores the value of strong client relationships and the role of existing documentation in real estate success. With our honored support, JAAD Partners continues to uphold their commitment to excellence in real estate management and brokerage. For more information about JAAD Partners and their projects, visit their website at www.jaadpartners.com.

Assessing and Leasing Commercial Spaces in Real Estate 352 196 Alexxis Plata

Assessing and Leasing Commercial Spaces in Real Estate

As-Built Plans: A Key Tool for Assessing and Leasing Commercial Spaces

Overcoming Logistical Challenges in Commercial Real Estate

As-Built Plans: A Key Tool for Assessing and Leasing Commercial Spaces

Overcoming Logistical Challenges in Commercial Real Estate

OTJ Architects is a leading architecture and design firm that collaborates with large organizations during pivotal development phases. With a nationwide footprint, OTJ creates lasting, human-centric solutions that emphasize diversity, wellness, and sustainability across various sectors, including commercial real estate, corporate, government, life sciences, and more.

OTJ Architects partnered with us on a significant commercial real estate assessment project in Albuquerque, New Mexico. The project’s main focus was to accurately measure and document tenant spaces across three structures totaling 213,000 square feet. Thanks to meticulous planning and execution, we provided OTJ Architects with As-Built plans their client could use for marketing and leasing purposes.

We explore insights below shared by Peter Ducas, Senior Principal at OTJ Architects, and Colin Lenkeit, PPM’s National Project Manager, about their experiences and the project’s unique challenges.

As-Built Scope of Work

  • Floor Plans
  • Still Photos

The Client's Needs and Project Motivation

Peter explained that their client had a pressing need for As-Built drawings of their buildings to market them to new prospective tenants. Many of the spaces in these buildings had been occupied for extended periods of time by federal government tenants, and the building records were outdated. As tenants moved out, the need for up-to-date CAD drawings became crucial for test fits and to create marketing plans for new tenants.

Specifically, the goal for the floor plans was to identify all interior walls, doors, and millwork so that the marketing materials accurately represented the spaces. The detailed documentation allowed the building owners to reconfigure spaces as needed, especially when large tenants moved out. Although no remodeling was planned at the time, the As-Built plans we provided were utilized for various test fits.

Additionally, the As-Built plans were used to complete Building Owners and Managers Association (BOMA) calculations for the buildings according to the most recent BOMA Office Standard. This recalculation subsequently increased the rentable square footage of the buildings, which will be incorporated into tenant leases as they are renewed or as new tenants lease space.

Peter Ducas, Senior Principal at OTJ Architects

"I was impressed with PPM's capabilities. There was great communication throughout the process and their agility in dealing with various tenants, including some secure government ones, was very appreciated."

- Peter Ducas, Senior Principal at OTJ Architects

On-Site Logistics and Challenges

The on-site logistics presented several challenges. Many tenants had specific requests or declined access, particularly government agencies with strict rules about their office spaces. For instance, one tenant did not allow cameras, a standard tool we use for quality assurance and client review. Another tenant was wary of the digital measuring tools, requiring our on-site surveyors to sign NDAs and various waivers to gain access.

Despite these hurdles, we successfully navigated the complexities. Colin explained that measuring this project using traditional methods rather than LiDAR laser scanners was necessary due to budget constraints and tenant requirements. Traditional methods proved to be the best approach, given the client’s needs and the specific challenges posed by the tenants. Since those methods take longer, we deployed three surveyors to expedite the process for the client.

Colin Lenkeit, National Project Manager at PPM

"We listen to the client, understand what their focus is, and build their plans around that. The focus could be accuracy, price, speed, etc. It could be a simple set of drawings or a very complicated set of drawings. We consider all variables when determining the best production method for each project."

- Colin Lenkeit, National Project Manager at PPM

Unique Building Features and Measurement Techniques

One of the buildings had a massive, curved edge that made gathering traditional measurements more difficult. Organic shapes, such as curves and wavy walls, increased the time needed on-site to document details accurately. Lenkeit elaborated on the process, explaining how we used a known framework to survey the difficult parts. In this instance, we worked off two 90-degree angles and three straight walls, then connected the dots to figure out the curve.

The Power of Precise Measurements

The collaboration between OTJ Architects and our team highlights the importance of precise measurements and As-Built plans in commercial real estate. Through careful planning, adaptation to on-site challenges, and efficient use of traditional measurement techniques, we delivered high-quality results that will aid OTJ Architects’ client with leasing their spaces effectively and increasing their return on investment. This project demonstrates the value of expertise and meticulous execution in understanding and transforming commercial spaces. To learn more about OTJ Architects and their work, visit their website here.

From Blueprint to Beauty: A Residential Transformation 352 196 Alexxis Plata

From Blueprint to Beauty: A Residential Transformation

From Blueprint to Beauty: A Residential Transformation

Using As-Built Plans to Upgrade a Single-Family Home

From Blueprint to Beauty: A Residential Transformation

Using As-Built Plans to Upgrade a Single-Family Home

In the bustling world of architectural design and remodeling, every project is an opportunity to weave creativity into the fabric of a living space. In a recent endeavor led by Nazim Nice, Founding Partner at Motionspace Architecture + Design, smart design was the cornerstone of a captivating remodeling journey.

Project Overview

Located in the serene neighborhood of Auburn, Washington, a two-story residence spanned an impressive 6,600 square feet. The project presented an enticing challenge for Nazim and his team, offering the promise of revitalization for a home with great potential.

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Roof Plan
  • Electrical Plan
  • Exterior Elevations
  • Still Photos

The Architect's Expertise and the Homeowner's Vision

Nazim took on the opportunity to bring fresh elements to this home. The house boasted a solid brick exterior, yet its interior suffered from dated aesthetics and an awkward layout. Nazim’s keen eye identified the opportunity to enhance visual cohesion and improve functionality within the space.

The dining room was separated from the kitchen by a wall that Nazim decided to have end where the ceiling was vaulted in the adjacent space. They then enclosed the entire wall in cabinetry to hide it. This change achieved the homeowner’s goal of visually connecting the kitchen and dining room without connecting the rooms and resulted in a more visually cohesive design. As-Built documentation was key in achieving this structural modification.

As-Built Plans: The Foundation of a Remodel

The As-Built plans we provided were integral to the success of the project. Nazim emphasized the importance of accurate documentation, particularly in resolving structural issues and revising problematic angles within the house. The comprehensive scope of the plans, including exterior elevations and electrical layouts, facilitated seamless integration with Nazim’s design process.

Nazim Nice, Founding Partner at motionspace architecture + design

“PPM was very accommodating to how we specifically work, and our standards in Revit. It made it easy to transition from the as-built phase to the design phase.”

- Nazim Nice, Founding Partner at motionspace architecture + design

On-Site Surveying Expertise

Behind the scenes, PPM’s surveyor employed meticulous techniques to ensure accurate data capture despite inclement weather challenges.

Due to its extensive scope, the project needed to be scanned very slowly with our mobile scanner, so that elements for the Reflected Ceiling Plan were captured with proper detail. The home also needed to be scanned multiple times because of the tight spaces, including the foundation and the attic. Scans for individual spaces are often helpful to ensure accurate scan processing.

GeoSLAM Zeb Revo LiDAR laser scanner held by PPM employee

Our surveyor used the GeoSLAM Revo, which is best suited for single-family residential homes. It processes quickly on site, which helps our surveyors efficiently verify their measurements while on site.

It is ideal to capture the main living space, both interior and exterior, in one scan. However, because of the rainy weather, our surveyor was cautious to only leave doors open briefly. He got a single exterior scan and combined it with multiple scans capturing the individual floors of the house. He also captured partial exterior elements, then manually merged the scans, all to minimize the time the interior of the home was exposed to the elements. In addition to taking multiple scans, the surveyor had to sketch certain electrical components by hand, since the house was angled with several built-ins.

Overcoming Modeling Challenges in Revit

David Sperry, Revit Coordinator at PPM, tackled the unique modeling challenges presented by the property’s angled structure and complex roof design.

The middle of the property had a 30-degree bend, which made modeling the roof a unique challenge. It had to be pieced together in two separately modeled pieces to get all the specific ridge heights to align properly.

Along with the unique roof shape, this project scope also included some roof framing. David’s expertise in modeling trusses using Revit’s Truss family contributed to the accurate representation of the property’s intricate features.

David Sperry

Revit Coordinator

Precision Property Measurements

Celebrating Success

The collaborative efforts of Nazim, PPM, and the homeowner culminated in the successful transformation of the residence. From resolving structural issues to enhancing visual cohesion, every step of the remodeling journey was assisted by our As-Built plans. As the project nears completion, Nazim and his team looks forward to witnessing the homeowner’s delight in their revitalized living space. To learn more about motionspace architecture + design, visit their site here.

Creating Timelessness: A Southern California Craftsman Remodel 776 420 Alexxis Plata

Creating Timelessness: A Southern California Craftsman Remodel

Creating Timeless Spaces: The Southern California Craftsman Remodel

Adapting an Antiquated Home to a Growing Family

Creating Timeless Spaces: The Southern California Craftsman Remodel

Adapting an Antiquated Home to a Growing Family

This captivating Southern California Craftsman home, a sanctuary for a growing family, underwent a remarkable transformation led by Lewin Wertheimer Architects of Venice, California. Known for their expertise in crafting elegant coastal homes, the talented team tackled the challenge of modernizing the dwelling without expanding its square footage.

The mission: to infuse a contemporary, hip, and comfortable atmosphere while reimagining the exterior to enhance living spaces for both indoor and outdoor enjoyment. To initiate this ambitious project, accurate As-Built plans were imperative.

As-Built Scope of Work

  • Floor Plan
  • Roof Plan
  • Electrical Plan
  • Exterior Elevations
  • Sections

Worry-Free As-Built Surveys: A Foundation for Seamless Transformations

Leveraging 3D laser scanning technology, our team swiftly conducted a site visit, capturing millions of data points for our drafting team. This non-intrusive, LiDAR technology is particularly advantageous for homes with residents and children because it drastically reduces time and overall footprint throughout the home.

Once the point cloud data underwent rigorous review for accuracy and completeness, it journeyed to our production team for meticulous drafting and quality assurance. The resulting As-Built plans were then delivered to Lewin Wertheimer and his team, marking a crucial milestone in the project’s progression.

“The accuracy of the As-Builts made our job much easier.”

- Lewin Wertheimer, Owner at Lewin Wertheimer Architects

Visualizing the Future: A Collaborative Design Process

Upon receiving the updated As-Built plans, the Lewin Wertheimer team seamlessly transitioned to the next phase of visualizing and designing the space. Working closely with the client and interior designer, Lewin ensured the aesthetics aligned perfectly. Witnessing the project come together to bring joy to the client was Lewin’s greatest satisfaction.

Celebrating Success: Crafting Memorable Spaces

At PPM, the success of our clients is paramount. While our role as surveyors, drafters, and As-Built project managers is vital for a smooth process, our ultimate satisfaction comes from seeing designs come to life and clients delighted with the results. Special thanks to Lewin Wertheimer Architects for sharing this captivating project with us — a testament to the harmonious blend of expertise and creativity in achieving worry-free renovations.

Bringing Cohesion to a Single-Family Residence 352 196 Alexxis Plata

Bringing Cohesion to a Single-Family Residence

Bringing Cohesion, Comfort, and Functionality to a Single-Family Residence

Establishing Order in a Home That Has Undergone Several Add-Ons

Bringing Cohesion, Comfort, and Functionality to a Single-Family Residence

Establishing Order in a Home That Has Undergone Several Add-Ons

Embarking on the quest to transform houses into homes that burst with uniqueness, TriVistaUSA Design + Build, based in Arlington, Virginia, lives by the slogan “building cool projects for cool people”. In an interview with Kieran Fannan, Project Architect at TriVista, we explore a captivating remodeling journey that not only aligns with the company’s ethos but also showcases the pivotal role of precise As-Built plans in their creative process.

TriVista architects revel in projects in which their clients’ special interests and unique features shape the blueprint of their homes into something new. For this project, TriVista immediately resonated with the client’s vision and teamed up with her to make it happen.

Where There’s a Vision There’s a Way

Partnering with PPM for their As-Built plans is now part of TriVista’s process, and our collaborative journey spans 58 remodel projects since 2021. This particular project was located in Vienna, Virginia and totaled approximately 4,000 square feet.

Kieran enjoyed how the homeowner compiled her ideas by creating collages in PowerPoint. Kieran would take her collages, put them against some of photos included in the As-Built drawings we delivered, and imagine the space as his client desired it to be. It was an unorthodox yet effective way for the homeowner to communicate her vision, a creative example of picking whatever tool works for you, as long as you get the message across.

Every Home Has a Story

The homeowner owned this house for a few years prior to initiating the remodel and had been renting it out while she waited to retire. At the beginning of her retirement, it became the starting point for her “forever home”. This house was interesting because it resembled a LEGO house that had a patchwork of additions built over several decades. By the time it reached TriVista, there were no cohesive plans or documentation for the house to begin remodeling. Kieran explained that the house appeared small from the street, but when someone would walk inside, it felt easy to get lost.

Plans for the Home

The homeowner wanted to utilize the space well by creating a primary suite upstairs in what was then a loft and bathroom that a previous owners had redone themselves. Kieran’s goal was to design the space to be more livable for the homeowner and to fix the lack of cohesion in the house. When redesigning a home, comfort and functionality are top of mind for him. Below you’ll find the scope of work for As-Built plans that was needed for Kieran to accomplish his goal.

As-Built Scope of Work

  • Floor Plan
  • Roof Plan
  • Exterior Elevations
  • Still Photos

Discoveries Through As-Built Plans

Kieran requested full plans and elevations for the house. At the time, the architects at TriVista were using AutoCAD, and PPM’s drawings were easy to transfer into their AutoCAD templates. What was most important for Kieran was being able to see accurate wall thicknesses. There were several areas of the house where it was difficult to see what was going on. Viewing the plans stacked on top of each other enabled Kieran to see where specific plumbing chases and HVAC lines were, which prevented potential issues and delays in the construction phase.

Unpredictable Roof Lines

Because of the numerous additions, the home had differing roof lines that were easily visible in our As-Built roof plan. PPM’s As-Built surveyor mentioned the property had a complex roof that appeared to have been added onto several times and had vegetation all around it.

Expanding Underutilized Space

There was a portion of the second floor that had been underutilized. One part of TriVista’s plans was to add a dormer to the front of the house. Originally, the space seemed small looking at the plan view compared to walking through the attic. Once the space was opened up, they managed to gain a bedroom's worth of space, which became a reading nook when construction was done.

Kieran Fannan, Architect at TriVistaUSA Design+ Build

“Working with Justin at PPM is wonderful. At times, he'll give us a call and advise adjustments to our deliverable requests to best fit our scope. He helps us save money in the end. If we save money and the client saves money, everybody is happy.”

– Kieran Fannan, Architect at TriVistaUSA Design + Build

Interview With the As-Built Surveying and Modeling Experts

To get a deeper understanding of what went into creating the As-Built Plans for this house, we interviewed the surveyor and modeler for this project. Read more about their experiences from their perspectives.

As-Built Surveyor Interview

Which equipment did you use and why?
We chose the GeoSLAM ZEB Revo for this property because it’s the best scanner for working with small spaces.

Which specific strategies/techniques did you employ to make sure you captured all the data properly?
This was a fun, but challenging property to survey. It was early in the pandemic, so the owner was working from home. I had to time my scanning between the homeowner’s online meetings and school classes. It was important that I worked around the people in the home, so I ended up scanning one of the bedrooms separately.

What was most unique about surveying this property?
The original cottage design, plus the many additions over the years, created unique spaces throughout the home. The layout challenged me as a surveyor in almost every facet of the surveying process.

What challenges, if any, did you face while surveying this property?
The scanners don’t produce accurate data if they scan people moving, so I had be very careful to avoid running into anyone while moving through the spaces. I also had to use the upper deck to capture a large amount of roof data. So essentially, I had to plan a good path, be diligent to capture all the small and unique spaces, work around moving objects, and utilize some techniques for capturing data at angles, all while trying to not have a scan that was too large. Because I did have a few partial scans, I had to create some overlap, so that I could successfully merge in the spaces later.

As-Built Modeler Interview

Did you work on drafting or modeling this property, or both?
I modeled this project in Revit and exported it to AutoCAD.

Which specific strategies/techniques did you use to make sure you modeled all data properly?
As all projects do, it required me to thoroughly check the linework to ensure it matched the point cloud and the photos. I usually run through each room’s photos, both the 360 and still images, to make sure I catch everything. I usually end up going through photos two to three times with houses like this one.

What was most unique about modeling this property?
The most interesting exterior element was the circular entryway.

What did you most enjoy about modeling this property?
In the end, the details were a lot of fun to see come together. These kinds of details make a project feel more complete and finished, making it more satisfying.

The Final Result of the Remodel

Transforming Homes through As-Built Plans

This remodel project is a testament to the transformative power of precision and collaboration. PPM’s As-Built plans unraveled the layers of the property’s history and empowered Kieran to create a home that brings tranquility to the owner. The journey encapsulated not just the physical evolution of the house but also the emotional importance to its owner.

Using As-Built Plans to Renovate Hilton’s DoubleTree Hotel 352 196 Alexxis Plata

Using As-Built Plans to Renovate Hilton’s DoubleTree Hotel

Using As-Built Plans to Renovate Hilton’s DoubleTree Hotel

The Importance of As-Built Plans in Hospitality Renovations

Using As-Built Plans to Renovate Hilton’s DoubleTree Hotel

The Importance of As-Built Plans in Hospitality Renovations

In the dynamic world of the hotel industry, maintaining consistent brand aesthetics is a must for major players like Hilton and Marriott. Renovations, usually required every seven years, are necessary to keep up with evolving trends and standards.

This article explores an extensive renovation of a 335,000-square-foot DoubleTree Hotel by Hilton in Sacramento, California. The project sheds light on the art of implementing Property Improvement Plans (PIPs), the collaboration between architectural firms and As-Built providers, and the critical role of accurate plans in the design and remodeling phases.

PIPs and Architectural Collaboration

As part of the regular remodeling cycle, hotel owners collaborate with architectural firms to bring their properties in line with new brand specifications. The DoubleTree Hotel in Sacramento, facing a major renovation, sought the expertise of AO Architects in Orange County, California, to execute the required changes outlined in Hilton's Property Improvement Plans (PIPs). Brenda Gutierrez, a Senior Project Manager at AO Architects, highlights the fundamental role of As-Built plans in this process.

Streamlining the Design Process

AO Architects, responsible for translating brand guidelines into tangible renovations, relies on PPM for As-Built surveys. The As-Built plans provide a comprehensive foundation for the design process, enabling architects to explore structural details and plan modifications efficiently. Brenda emphasized the time-saving aspect of partnering with us and ensuring accurate and reliable deliverables.

“It helps us work efficiently when PPM completes the As-Built survey. We’ve worked on several projects with them and their accurate deliverables free up time for us to focus on the design process.”

– Brenda Gutierrez, Senior Project Manager at AO Architects

As-Built Scope of Work

  • Floor Plan
  • Electrical Plan
  • Interior Elevations
  • Reflected Ceiling Plan

MEP Plans and Investigative Work

AO Architects uses MEP, or mechanical, electrical, and plumbing plans, to determine what can and cannot be done while keeping important building components in place. Once they compile this information, they release the drawings to the rest of the team to begin designing. For this remodel, they removed the coffee bar and replaced it with a full-service bar, which made it important to know where the drains were located and where electrical components ran through the area. The As-Built drawings enabled AO Architects to do investigative work to let engineers know where to make their new MEP connections.

The DoubleTree Hotel completely renovated the reception desk from one long piece into three standalone pods. They also completely gutted and renovated the restaurant.

Unveiling Architectural Discoveries

During the renovation, architectural nuances came to light. The team discovered a hidden 1970’s-style glass ceiling while implementing new ceiling designs. The As-Built plans guided the architects through navigating unexpected elements and adapting the design to accommodate existing ventilation systems. Such revelations underscore the importance of thorough As-Built documentation in minimizing surprises during the renovation process.

Efficiency and Reliability: The PPM Difference

Brenda praised PPM’s efficiency, citing the checklist-driven approach that ensures all project requirements are met. Scaling plans onto single sheets, as opposed to dividing them into quarters, streamlines readability and reduces ambiguity. She noted our commitment to addressing specific concerns demonstrates our dedication to providing comprehensive and accurate As-Built plans.

Quality Assurance Insights From PPM: A Glimpse Into Drafting Challenges

Colin Maloney, PPM’s Seattle Regional Director, not only managed the scheduling of this project but was also the Quality Assurance specialist for this project. We interviewed him about his experience, and the memory of this massive project remained fresh in his mind.

Colin Maloney, Seattle Regional Director at PPM

"The sheer scale of the place and all the work to be done would be intimidating if we didn’t have experience working on so many large hotel projects. You have to compartmentalize each section, work patiently on one at a time, and be sure to not sacrifice quality - all while trying to meet the overall deadline!"

- Colin Maloney, Seattle Regional Director at PPM

Q&A With the Quality Assurance Specialist

What did you most enjoy about working on this project?
The onsite contacts were AWESOME at this place. They were super cooperative, so that made the field portion much easier. My favorite part about working on large-scale projects is looking at the finished plans when everything is complete.

What was the most important element to QA on this project?
Making sure that all the requested areas were included and that the information was complete within those areas was critical. We measured only a small amount of guestrooms, but we did all of the common areas, which was a major part of the project.

We had to closely check that each scope of work was correctly layered as well, so the command “Layerstate” in AutoCAD could be used to view each scope segment by itself.

What was most unique about this property?
The shape of the building was wild, and there were height/elevation changes throughout it. So, we needed to make sure that all the angles were correct and that all the information in the building made its way onto our plans.

As-Built Plans Make Hospitality Renovations Possible

In the intricate dance of hotel renovations, As-Built plans emerge as silent orchestrators, facilitating seamless communication between architects and engineers. The DoubleTree Hotel project exemplifies the precision required for navigating complex structures and ensuring efficient collaboration. As the hospitality industry continues to evolve, the need for accurate As-Built plans remains indispensable in designing spaces that blend aesthetics with functionality.

The As-Built Journey of a Modern Farmhouse Remodel 352 196 Alexxis Plata

The As-Built Journey of a Modern Farmhouse Remodel

The As-Built Journey of a Modern Farmhouse Remodel

Bringing a Dream Home to Life

The As-Built Journey of a Modern Farmhouse Remodel

Bringing a Dream Home to Life

In the heart of the San Francisco Bay Area, Kendra Rosenberg, the Principal Designer at KNR Design Studio, embarked on a captivating journey to revitalize a home and transform it into a haven of beauty for a client and his daughter. Specializing in residential architecture, Kendra found herself drawn to this project because it would allow her to weave modern charm into the fabric of a classic farmhouse.

A Vision Preserved: Choosing Remodel Over Demolition

The home, nestled among towering redwood trees, held sentimental value for the client. Opting for a remodel instead of a full demolition, Kendra and her client sought to preserve the existing structure's footprint and robust foundation. The decision was strategic, ensuring the conservation of the beloved backyard redwoods.

As-Built Scope of Work

  • Floor Plan
  • Roof Plan
  • Exterior Elevations
  • Sections
  • Still Photos

The Blueprint of Success: As-Built Plans by PPM

For Kendra, the success of any remodel project lies in reliable As-Built plans. Precision Property Measurements became a key ally by providing a comprehensive package, including a floor plan, a roof plan, exterior elevations, sections, and still photos. Kendra emphasized the importance of accuracy, efficiency, and reliability in the As-Built plans delivered by PPM.

Kendra Rosenberg, Principal Designer at KNR Design Studio.

“PPM delivers a reliable, high-quality product every time. When we're doing remodels, their reliability is second to none.”

- Kendra Rosenberg, Principal Designer at KNR Design Studio

The Architect's Perspective: Navigating Challenges with As-Built Plans

Kendra shed light on the critical role of up-to-date As-Built plans in remodeling projects. She explained that starting with reliable plans from the outset prevents potential disasters, saving time, money, and stress for everyone involved, including the architect, property owner, and contractors. She shared her preference for PPM’s detailed As-Built packages, which provide valuable information during the design phase of her remodels.

Floor Plan Under X-Ray Cloud from Precision Property Measurements on Vimeo.

The As-Built surveyor at PPM used cutting-edge technology, the GeoSLAM ZEB Revo, to capture scans with optimal density for single-family residences. The challenge of incorporating manual perimeter measurements amid trees and bushes against the house was expertly navigated. The surveyor highlighted the efficiency of the process, emphasizing the speed at which the survey was completed due to the use of LiDAR technology.

Behind the Scenes: As-Built Drafting and Modeling

Angelo meticulously employed techniques that ensured accurate representation of the house in AutoCAD. The small property size presented a manageable yet enjoyable challenge, particularly in regards to drafting the roof in elevation view and the roof plan. The art of piecing together the property's features was akin to assembling a puzzle, making the process both engaging and rewarding.

Angelo Maldonado, Production Lead and Modeler/Drafter at PPM

"I used a technique that involves comparing linework against the cloud data. It's important to carefully ensure that each line placed is accurately and consistent throughout the project.”

- Angelo Maldonado, Production Lead & Drafter/Modeler at PPM

Vision and Details as Cornerstones for Success

As Kendra and her client transformed an older house into a breath of fresh air, the reliability of our As-Built plans played a key role in their success. The marriage of Kendra’s design vision and PPM’s meticulous measurement brought the client’s dream to life. To learn more about KNR Design Studio and their work, visit https://www.knrds.com/.

Expanding and Upgrading Commercial Retail Spaces 1080 602 Alexxis Plata

Expanding and Upgrading Commercial Retail Spaces

Expanding and Upgrading Commercial Retail Spaces

The Power of As-Built Plans in Nationwide Remodel Programs: O'Reilly Auto Parts

Expanding and Upgrading Commercial Retail Spaces

The Power of As-Built Plans in Nationwide Remodel Programs: O'Reilly Auto Parts

In the world of Remodel and Rollout programs for established companies, meticulous planning is paramount. When these businesses plan to roll out upgrades to their stores or move into new locations, As-Built plans are a foundational step in the design process, ensuring that every detail is well documented to prepare for the project’s vision.

This Project Showcase explores the role of As-Built plans in the context of a Commercial Remodel Program. Throughout our partnership with O’Reilly Auto Parts, PPM has delivered over 25 sets of As-Builts and streamlined their design process as new remodel opportunities arise. In this article, we’ll focus on a store from the program located in South Bend, Indiana. We’ll hear from both our client and our Quality Assurance Specialist who played vital roles in ensuring the success of the venture.

Every Project has a Motivation

The motivation for the remodel was twofold - physical expansion and brand enhancement. Our client, a Real Estate Design Manager, shared their insights into the purpose of the project. For this location, the client was presented with a unique opportunity. They had leased a portion of their building, and their tenant was vacating the space. It was the perfect time for O’Reilly Auto Parts to seize the moment, expand their business, and update the outdated branding with their new, modern standards. Our client referred to As-Built plans as "CD sets", or construction document sets, underscoring their role as the foundation for the remodel.

As-Built Scope of Work

  • Floor Plan 
  • Roof Plan
  • Reflected Ceiling Plan
  • Exterior Elevations 
  • Site Plan
  • O’Reilly Site Survey Report
  • Survey Coverage Photos
  • MEP Detail Photos
  • 360 Photo Virtual Tour

Choosing the Right As-Built Partner for a Multi-Site Project

Selecting the right partner for creating As-Built plans is a significant decision. Our client identified two reasons for their decision to partner with Precision Property Measurements for this multi-site project: their need for quick turnaround time and our national availability and readiness to meet their requirements.

“PPM has the quickest turnaround time in terms of receiving the final deliverable. We work with lots of companies, and PPM is the only company that has people readily available across the nation to quickly tackle our As-Built survey needs.”
– Real Estate Design Manager, O’Reilly Auto Parts

Quality Assurance: Excellence in Every Detail

Quality Assurance is a critical step in PPM’s As-Built process. Pyra Pao, the PPM QA Specialist for this project, shared, “We deliver Worry-Free As-Built plans, so every plan type is important. The Reflected Ceiling Plan was the most time consuming, especially the sales floor retail space. One method that helped me review it was having the photo reference or ‘panoramic tour’ oriented the same way as the floor plan. That way the items in the photos lined up with the floor plan and were much easier to confirm.” (pictured right)

Pyra offered insights into the surveying and drafting processes: “The information was captured with photos and laser distance meter measurements. If I were to draft this site, the biggest challenge I would face would be documenting the correct heights and spacings of RCP items, but our drafters do a great job.” (pictured below)

Pyra Pao

Quality Assurance Specialist

Precision Property Measurements

Pyra enjoys quality checking projects that require minimal revisions. He values creating accurate As-Built plans the first time around, as well as the essence of quality assurance – precision and accuracy. Our drafters and modelers always aim to make their deliverables as accurate as possible before handing them off to their respective QA safety nets.

As-Built Plans Instill Confidence

All in all, the journey of commercial remodels, especially those involved in a multi-site Remodel Program, is a collaborative effort. As-Built plans serve as the foundation, ensuring every detail is able to be built upon to bring about the project’s vision before moving into construction. With the right As-Built partner, which includes a dedicated Quality Assurance Specialist, and a client’s vision, these projects evolve from ideas into successful transformations. The value of As-Built plans is not merely in the data; it’s in the potential they unlock, the precision they deliver, and the confidence they instill in businesses looking to expand and upgrade their brand.

To view and learn more about O’Reilly Auto Parts store construction, visit https://corporate.oreillyauto.com/real-estate-contractors .

Reviving Baltimore’s Historic “Clifton House” 776 420 Alexxis Plata

Reviving Baltimore’s Historic “Clifton House”

Reviving Baltimore’s Historic Single-Family “Clifton House”

A Cultural Heritage Restoration Journey

Reviving Baltimore’s Historic Single-Family “Clifton House”

A Cultural Heritage Restoration Journey

Preserving cultural heritage goes beyond bricks and mortar; it intertwines with the narratives of families and communities, forming an integral part of our shared history. The African American Cultural Heritage Action Fund, an initiative of the National Trust of Historic Preservation, champions this cause annually through a grant program.

In this article, we delve into a poignant project funded by this program — the restoration of the Clifton House. This historic residence, once home to influential figures Lucille and Fred Clifton, embodies not only architectural significance but also a rich tapestry of activism, art, and community engagement.

This program provided a fellowship for a student to study, document, and preserve the historical structure. In addition to its historic significance, the Clifton House was selected because of its community and cultural significance with the original owners. Lucille Clifton (pictured left) was a poet and artist, and she and her husband were both activists in the community fighting for African American rights.

Choosing a Cultural Beacon

The personnel at the National Trust build relationships with sites and work that possess diverse histories. When the time came to pick a fellow and site to which to allocate funds, they passed the torch to Joel Randolph, a member of the Digital Documentation Fellowship, a program of the African American Cultural Heritage Action Fund. At the time, Joel lived in Baltimore, was studying environmental design and architecture at Morgan State University, and participated as a member of the National Organization of Minority Architects (NOMA).

A Vision with a History

The Cliftons' daughter, Sidney Clifton (pictured right), is an Emmy-nominated film producer passionate about bringing recognition to the impact her parents had on both the arts and activism in Baltimore, as well as encouraging other young people to be more active in their community.

When the house was purchased after the Cliftons first owned the property, it was transformed into a duplex for rental purposes. The bottom of the building was designed to be one unit, while the top was the second unit. To fulfill this concept, the new owners installed a second kitchen, so the house could be appropriately subdivided.

Sidney Clifton then repurchased the home in 2019 with a vision to restore the property back to a single-family home and align it with her and her siblings’ memories of the original house. The “Period of Significance”, or time period when Lucille and Fred Clifton’s family lived there, is what Sidney wanted to restore.

Architectural Symphony

The African American Cultural Heritage Action Fund contacted Quinn Evans, an architectural design collective, with the project, and they agreed to take it on. Sydney Clifton was particularly interested in working with an architect of color for this project. Senior Associate at Quinn Evans, Nakita Reed, was familiar with the fund and was a perfect fit to lead this project with her firm. She understood the family story and the significance of the project. It was a passion piece for Nakita, as well as a specialty of Quinn Evans, as they do historic preservation in sites around the US.

One of the main deliverables of this project was a Historic Structures Report. This is when Quinn Evans engaged Precision Property Measurements to perform an As-Built survey and produce 2D and 3D plans of the Clifton House in AutoCAD and Revit. The Quinn Evans team used the plans to provide recommendations for restoration purposes. The purpose of attaining the plans was not to create a new design for the building, but to create this special report.

Nakita Reed, Senior Associate at Quinn Evans

“It’s easier to tell the story of the existing conditions using the As-Built plans as the backdrop. The As-Built plans allowed us to diagram areas of the building that have been altered historically.”

- Nakita Reed, Senior Associate at Quinn Evans

As-Built Scope of Work

  • Floor Plans
  • Roof Plan
  • Exterior Elevations
  • Revit Model
  • Still Photos

The Art of Preservation with As-Built Plans

PPM’s part in the fellowship was to guide Joel and his team through the process of capturing As-Built data, while teaching the laser scanning, point cloud, and point-cloud-to-Revit processes. This enabled the fellows to use the point cloud and Revit model to highlight elements of the existing structure that were important for the Cliftons to preserve as they renovate with respect to the history of the building.

The fellowship didn’t already have existing drawings, so having As-Built plans created quickly provided base documentation from which they could design. Since the main purpose of their project was to create a Historic Structures Report, they didn’t progress the project to construction. The intent of the As-Built plans was to serve as a diagram on top of which to draw concept sketches and schematics.

“Blending new technology with historic buildings is something that people often overlook the importance of. Using laser scanning as another tool in the toolbelt of preservation architects and documentation of historic structures is something that is really viable.”

– Nakita Reed, Senior Associate at Quinn Evans

Using the information gathered, the Quinn Evans team advised the client to focus any changes on areas that had already been altered, so that areas that had not been altered could remain intact.

The rear of the building had been significantly altered throughout its transformation from a single-family residence to a rental property.

The As-Built plans were a visual advantage that enabled them to highlight which areas had been changed and make recommendations to revert areas back to their original form.

Preservation Zone Plans

Quinn Evans used the floor plans to highlight which zones were primary, secondary, tertiary, or non-rated from a historic significance standpoint to help communicate where preservation efforts needed to be focused throughout the building.

The front and the exterior of the building, as well as the porch, all needed to be maintained. The approximately 170-page report included the drawings from PPM as an appendix to provide clients access to the plans of the exterior and interior.

The Impact of As-Built Plans on the Students in the Fellowship

Joel and a few students visited the site with the Historic American Building Survey, where they hand measured a few elements of the structure, learned about the history of the site, and used the As-Built plans to create some drawings of what the home looked like when Sydney lived there.

Because the students weren’t able to document measurements of the entire home, the As-Built drawings and 3D model gave the students a deeper understanding of the structure. During the site visit, they compared what they saw in person to what they saw in the plans.

Leicester B. Holland Prize is an annual competition that recognizes the best single-sheet measured drawing of a historic building, structure, or site. Joel and his classmates submitted the sheet they created to officially document the site, have it listed in the Library of Congress, and increase the number of places celebrating African American heritage. Though not the primary goal, winning the competition became a perk of their hard work! The submission board for the Holland Prize included data and select drawings they were able to create from the 3D Revit model. The fellowship sliced the model and summarized their findings for an academic setting, and those records are now held in the Library of Congress.

To view the records, you can visit the Library of Congress at www.loc.gov.

Behind the Scenes: Perspectives from the Surveyor and Drafter/Modeler

After learning about the intricacies of this project, we interviewed the surveyor and drafter for this project. Indulge in the Q&A of their experiences with this historical structure. The historical home was surveyed by our Mid-Atlantic Regional Director, Justin Yotter.

Justin Yotter, Mid-Atlantic Regional Director at PPM

“I enjoyed surveying this site because it was challenging and unique, and most critically, it has a tie to a unique cultural and political family that made a huge impact on their community.”

- Justin Yotter, Mid-Atlantic Regional Director at PPM

Q&A: Perspectives from the Surveyor

Which strategies/techniques did you employ to make sure all data was captured?
We covered the mirrors with paper to avoid reflections of cloud data, propped open the doors, set up ladders to the detached garage and the porch roof, and made sure we could access all the doors. Because the back stairs were closed off, we had to close the loop with the scanner by getting as close as possible to the exterior and the stairwell that was blocked off. We had to be extra diligent in our path for scanning, as we had to go up and down two ladders to two different roof surfaces and up an exterior staircase to the prior roof area.

Which equipment did you use to capture the measurement data?
We scanned the site with the GeoSLAM ZEB Revo because it provided the best blend between volume of data and range for a house of this size. We also utilized the Leica Distometer and a Stanley 25-foot tape measure. We used both of those to capture some hand detail measurements and follow our standard quality assurance process that addresses overall perimeter and window and door measurements. We took still photos and then 360 photos for our production team with a Ricoh Theta camera.

What was most unique about surveying this property?
It is a historic house that has a wraparound porch and tons of nice woodwork and hardwood floors. In addition, it has a lot of various architectural features that we made sure to capture.

What challenges, if any, did you face while surveying this property?
The challenges were many, but by setting everything up in a way that was conducive to the scanner’s ability to best capture the data, we were able to get high-quality data of the home. We scanned two structures, the house and the detached garage, and there was a staircase to the roof, with some flat areas, plus another roof to access. In addition, the basement had very low clearance with very little light.

Q&A: Perspective from the Drafter/Modeler

What was the most unique aspect of drafting/modeling this property?
The emergency escape feature stood out as exceptionally distinctive for this property, as it’s an uncommon element in single-family homes. This one was especially unique because it involves navigating multiple roofs and staircases from an upper-story window. Capturing these details without point cloud data would pose a significant challenge.

What challenges, if any, did you face while drafting/modeling this property?
Drafting and modeling the top story presented difficulties due to the variety of sloped ceilings. These complexities required precise attention to detail to get the items modeled accurately.

History Lies Within the Buildings That Surround Us

Historic preservation paves the way for a sense of place and community for our past. It can serve as inspiration in our lives when we tie the historical, architectural, and aesthetic character of buildings to our families and legacies the way the Cliftons did. We’re grateful to have played a role in such a historically significant project orchestrated by the National Trust of Historic Preservation and Nakita Reed from Quinn Evans.

Repurposing an Abandoned Church into Affordable Housing 1080 602 Alexxis Plata

Repurposing an Abandoned Church into Affordable Housing

Transforming Oakland’s Abandoned Church into Affordable Housing

Historical Preservation as a Work of Art

Transforming Oakland’s Abandoned Church into Affordable Housing

Historical Preservation as a Work of Art

Originally built in 1892, the Brooklyn Presbyterian Church of Oakland sat vacant and unused for over seven years. In 2022, Detra Harris, Principal and Developer at Strive Real Estate, stepped in to transform the location into affordable housing through adaptive reuse. At the beginning of the process, Precision Property Measurements was hired to measure and model over 17,000 square feet of the building to make this remodel possible.

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Roof Plan
  • Electrical Plan
  • Exterior Elevations
  • Interior Elevations

A Century of History to Preserve

The church originally housed many of the homeless who needed shelter after the 1901 San Francisco earthquake. This was the perfect project for Detra, as she was particularly targeting opportunities that could bring affordable housing to homeless seniors in Oakland. To pay further respects to the rich history, Detra adopted “Brooklyn” from the original name of the church and used it in the new name. The building is now called Brooklyn Arms Apartments. The outstanding history of this church remains preserved through the remodel. Because the city made restoring the original designs of the building a requirement, the architect for this project required As-Builts to revert modifications that were made over the century.

Refreshing the Layout With a New Purpose

The developer discovered a large open space in the original plans (pictured left). This space was used for the main office in the original build. This finding benefited their project as they proposed studio spaces in that large space. They received pushback from the city, but because the original drawings had divided that space into small rooms, they were able to bring back the style of the 1800’s in favor of their entitlements. The As-Built plans helped them get their design approved by the city.

Detra Harris, Principal and Developer at Strive Real Estate in Northern California.

“We received three bids and selected PPM based on the cost, response time, and communication. PPM was able to meet our timeline with expedited turnaround.”

- Detra Harris, Principal and Developer at Strive Real Estate

17,000 Square Feet Surveyed in One Day

The property is large and has varying pitches for different sections of the building. Our surveyors used the GeoSLAM ZEB Horizon scanner for this project because it was the best scanner to reach the heights that needed measuring while ensuring accuracy. To accommodate the building, our surveyors scanned each space and the entire exterior to capture as much data as possible. The work was split between three people: one person scanned the main sections of the building, one person scanned the more difficult areas, and person one photographed the building. Dividing the work helped each surveyor focus on one task and complete the data capture in one day.

The most unique parts of this property to survey were the attic spaces. The pitch of the roof was far too steep to walk along, so they had to capture data from inside of the attic. Aesthetically, our surveyors agreed the historical detail of the building was exquisite inside and out.

The Challenge of Modeling 180° of Slope Variations

One of our BIM modelers, Pyra Pao, modeled this project in Revit. He explained that everything about this property was intricate. From the interior decor to the support posts, seating bleachers, and facade – everything was unique.

The most significant challenge Pyra experienced was modeling the upper seating bleachers in the main sanctuary. The seating wrapped around 180° of the room on a narrow slope connecting to the walls, and the slope alternated between different angles before it returned back to its mirroring side. The solution to this challenge was to use duplication in the extrusion. For the facade, he used the sweep command to save time and satisfy our client’s delivery timeline.

Pyra Pao, Production Drafter at Precision Property Measurements.

"What I enjoyed the most about this project was modeling the organ located in the main sanctuary. I’m very proud of myself for nailing the details and how awesome it looks on the stage."

- Pyra Pao, Production Drafter at PPM

Remodeling Is an Art

Alongside providing a home to many elderly in Oakland, this building is considered public art. You can find this property on the national registry for historical projects. Brooklyn Arms Apartments has one of the largest stained glass arts in Northern California from restorations during the development. Strive Real Estate and Detra Harris are proud to bring public art and affordable housing to their communities under a duo umbrella, and our team was honored to provide accurate As-Built plans for such a beautiful redevelopment project.

To learn more about Detra and her work at Strive Real Estate, visit https://striverealestate.net/.

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